Stages of a planning application

We check your application, to make sure you have submitted all of the necessary documents and fees. We will request any missing information before we can start processing your application. In order to avoid unnecessary delays, please check the national requirements (opens new window) and local requirements for your specific application type.

Photographs should be provided for all householder applications. These photographs should show each different elevation/aspect of the application site.

Once we have validated your application, we will acknowledge it and put it onto our Planning Register.

We will publicise the application in the following ways:

Site notices

We will follow the statutory requirement for site notices, producing them for the following application types:

• major applications
• those affecting an LBC (but not internal works)
• those (non-householders) affecting a conservation area
• prior notifications change of use applications

Where a site is in an isolated location and there are no neighbours, we may ask for a site notice to be erected.

Neighbour letters

These are generated for properties adjacent to the red line or boundary identified on the location plan and anyone else who is obviously affected by the proposal.

Local press

We will follow the statutory requirement for local press, advertising for the following application types:

• major applications
• those affecting non-householder LBC
• external works to householder LBC
• those (non-householder) affecting a conservation area
• those affecting a right of way

Consultations will provide details regarding the viewing of the plans, and how to comment on the applications. There is normally a minimum of 21 days (3 weeks) from the date of publishing to the submission of comments online. Comments, and the names of people who submit them, will appear on our public website, although we will remove any contact details from the details we publish.

There will also be statutory consultation with experts or local representatives, such as the town or parish council. The results of these will also be available on our Planning Register.

Photographs should be provided for all householder planning applications. Site visits will therefore not always be undertaken; usually only where objections are received, and it is not possible to make a judgement using online street view and/or photos.

Where a site inspection is appropriate, we will inspect the site and assess the application, whilst considering national and local planning policies, consultation responses and public comments. Where relevant, we will also gather any site-specific information (such as photographs, and/or details of previous applications).

Negotiations on planning applications are an important part of the planning process. However, amendments are not an alternative to well thought through and properly prepared schemes. We would therefore recommend that applications other than for those submitted on householder forms use the Council pre-application service so that issues can be identified and addressed an at early stage. Applications may then be determined with the benefit of detailed submissions and within the statutory time period.

We will usually accept minor amendments or submission of additional details in relation to applications after they have been submitted and validated and during the course of considering a planning application in the following circumstances/application types:

All householder and non-major applications

At the discretion of the application case officer one set of amended plans and/or one bundle of additional information will be accepted after the initial consultation process has ended if a positive change is proposed and/or if it is to address a valid holding objection raised by the case officer or a consultee. No further amendments will be accepted.  In view of the fact that amendments or additional information may well result in further consultation with consultees or interested parties, we will only accept them if an extension of time offer of at least 6 weeks is made in writing to allow for this further consultation.  If an extension of time is not offered alongside the amended plans or additional information, you are advised to either withdraw your proposal and resubmit or allow the application to continue based on the plans/documents originally submitted.

Major applications

Usually only one set of amended drawings or further technical reports will be accepted after the consultation process has ended. This applies only if a positive change is proposed or if it is in response to comments received. You are therefore advised to wait until all consultee comments have been received in order to address all outstanding issues as one set of amendments rather than seek to amend your proposal to address different consultee comments. Additional submission of technical documents or further sets of amended plans will only be accepted at the case officers' discretion and in the interests of expediency. Should any proposed amendments go to the heart of the application we will advise that the application should be withdrawn and resubmitted. You should therefore consider the use of the pre-application process to ensure that your application addresses the relevant technical details at the outset. We will not accept the following as amendments:

• increase in site area or if the number of dwellings is increased or increased floorspace for commercial development
• introduction of different new land uses, other than open space, amenity, ecological or landscaping areas
• significant changes to the position or raising of the height of buildings
• proposals which would require further statutory notices to be displayed
• amendments which, in the Council's opinion, do not address issues previously raised as a concern by the Council or consultees which would prevent the application being dealt with in timely manner
• where a proposal is unacceptable as submitted being clearly contrary to adopted policies and where it is unlikely that negotiations or amendments can overcome this

If by accepting addition reports or amendments it is likely to require further consultation with consultees or neighbours, we will only accept additional information or amended plans if an extension of time of at least 8 weeks is provided in writing, to allow for this further consultation. If this is not provided alongside the amended plans or technical reports, you are advised to either withdraw your proposal and resubmit or allow the application to continue based on the plans and information originally submitted.

If your planning officer asks you to amend your plans or proposal we ask that you submit these plans or additional information within a maximum period of 4 weeks from the date of request. If this cannot be achieved, you will need to agree an alternative date in writing with the case officer for submission. An extension of time request will be required to allow 8 weeks beyond the date of the agreed submission. Failure to submit by the date agreed in writing will result in the application being determined based on the information supplied.

We will not accept any amendment to the red line site area of a proposal once an application is submitted and validated. Any changes that may be required to the red line will therefore require the application to be withdrawn and resubmitted.

The person or body authorised to make the planning decision will provide a recommendation, by means of a written report. This may be a council committee, or an individual who has delegated powers to make the decision. If necessary, we may refer an application to an Area Planning Committee for a decision.

Approximately 93% of all planning applications are decided by the delegated route. If there is a committee meeting held to make a decision, we will hold this in public. We will notify the applicant, and anyone who has commented on the application, of the scheduled time and location. All interested parties are free to attend and observe how a decision is reached. For more information about the committee process see the Planning Committee pages (opens new window).

When a decision has been made, either by the planning officer or the planning committee, we will send a planning Decision Notice electronically to the applicant/agent. This may grant full permission or permission with conditions (such as stating which materials should be used, the replanting of trees, or similar obligations). If conditions are imposed, there will be an additional process of discharging these conditions before the development has full planning approval.

If you are unhappy with the decision on your application, you have a right of appeal.

Appeal information for developers(GOV.UK) (opens new window)

Appeal information for householders (GOV.UK) (opens new window)

If your appeal is rejected, you may wish to obtain expert advice. You may then wish to make an amended application, or resubmission. In order to save time and expense for non-householder applications, we recommend using our pre-application advice service, to identify any potential issues early and give your new proposal the best chance of gaining approval.

Only applicants can appeal against a planning decision.

If you are unhappy about a planning decision in respect of someone else's application, you cannot appeal on planning grounds. However, if you think that the application was not handled correctly, you can make a complaint to the Council by referring to our online complaint procedure.